HISTORIC PRESERVATION COMMISSION AGENDA ITEM
ACTION REQUESTED:
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Consider the Certificate of Appropriateness (COA) for 223 Center Street - COA 23-3770
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Brad Iwicki, Assistant Planner
BOARD/COMMISSION REVIEW:
Submitted for Historic Preservation Commission (HPC) review.
BACKGROUND:
The subject property is an approximately 7,500 square foot parcel south of North Avenue and on the west side of Center Street, with a common street address of 223 Center Street. The property is zoned R2 (Single-family and Low Density Multiple-Family Residence District) and is currently improved with a two-story upright and wing style home (as identified by the 2008 Architectural and Historical Survey), shed, and a detached garage located near the rear of the property. The subject property is listed as a “contributing” structure in the 2008 Architectural and Historical Survey for the Historic District.
Significant features of the residence include the two-story front gable bay with south side gable wing. Prior changes to the original structure include a two-story rear addition, replacement front porch, south chimney addition, double door added to the south wall of the front bay (under porch), replacement windows in the original window openings, and installation of fixed shutters and aluminum siding.
Prior COA Approvals
One COA has been processed and approved for this property to increase the height of the roof, remove the south deck, and improve the home with a two-story rear addition. The scope of work approved with this COA was never initiated.
DISCUSSION:
The applicant, MKJH Remodeling, LLC, and property owner, Moses Khalil, seek a Certificate of Appropriateness (COA) to allow for new openings and a change in style and material for two second-story windows, and a new roof system with a change in height and pitch and the use of asphalt shingles. The scope of the applicant’s project also includes improvements that are not part of this COA request, including:
• a two-story rear addition not visible from the street;
• a new wood front door in the existing opening;
• new wall and in-kind siding on less than 50% of the primary façade required to increase roof height;
• new frame wall on the north and south elevations with in-kind painted aluminum siding;
• new block wall along portions of the north and south elevations;
• new deck, balcony, and patio at the rear of the home;
• removal of the porch on the south elevation;
• replacement of several windows on the secondary facades; and
• an addition to the detached garage in the rear yard.-
COA Request
The owner is proposing to replace and elevate the existing roof system to increase the height of the second-floor ceilings. This improvement alters the roof line from the existing roof system but has minimal impact on the roof as viewed from the street. The windows on the primary façade will be replaced with double-hung, vinyl windows featuring thermopane and low-e glazing to improve energy use. The current windows, which are abnormally close to the floor, will be relocated to a safer height as the roof is elevated.
Section 6-11-8 of the Municipal Code states that a Certificate of Appropriateness is required due to the proposed new window openings and changes in material that is not wood or aluminum clad wood, and the change in height and pitch of the roof system. Architectural plans for the demolition and new construction proposed are provided in the attachments. The Historic Building Design and Resource Manual discourages vinyl replacement windows and changing existing window openings, as well as modifying original roof height and pitch.
The Historic Building and Design Manual encourages retaining and preserving windows in their original location, size, type, and design, and with their original materials and pane division. It appears that the applicant is proposing to relocate the windows but maintain the design and size of the openings. The applicant plans to install vinyl windows; however, vinyl and fiberglass replacement windows are discouraged in the Historic District per the Historic Building and Design Manual.
The 2008 Architectural and Historical Survey for the Historic District identified the home at the subject property as an upright and wing style home. The Survey lists the two-story front gable bay with south side gable wing as significant features of the home. The petitioner states that the gable roof features will remain.
Factors for Consideration of a Certificate of Appropriateness Application: Review of COA applications are conducted based on the compatibility with the Factors for Consideration of a Certificate of Appropriateness Application (Section 6-11-8:5; Certificate of Appropriateness Required). The owner has detailed their justification of the factors considered. Their justification is included in the attachments for review by the HPC.
Key Takeaways
• The applicant requests approval of COA 23-3770 to allow for new window openings and changes in material that is not wood or aluminum clad wood, and the change in height and pitch of the roof system at 223 Center Street.